REPORT TO PLANNING COMMISSION
SUBJECT
Title
Action on the Revised El Camino Real Specific Plan, General Plan Amendment for the creation of five new General Plan land use designations, creation of the El Camino Real Zoning Districts, and an Environmental Impact Report and Mitigation Monitoring and Reporting Program
Report
BACKGROUND
The El Camino Real Specific Plan Area is just over 250 acres and extends the entire 3.2-mile length of the El Camino Real corridor between the western City limits and Lafayette Street. There are approximately 2,500 existing residential units along the corridor and 2.8 million square feet of commercial uses.
The City of Santa Clara 2010-2035 General Plan identified specific geographic areas within the City as Focus Areas within Santa Clara, of which the El Camino Real is one. The purpose of a Focus Areas is to accommodate a significant amount of the City’s long term growth. The General Plan vision for El Camino Real is to transform this Focus Area from a series of automobile-oriented strip malls to a tree lined, pedestrian and transit-oriented corridor with a mix of residential and retail uses with an emphasis on mixed use and higher intensity development. This type of redevelopment is an opportunity to support the City’s changing quality of life and economic vitality.
The revised Specific Plan implements the General Plan’s goals and policies for the El Camino Real Focus Area and establishes the land use and development regulations for the Plan Area. Its adoption will allow up to 4,390 residential units along the corridor, establish fine-grained land use designations and detailed land use policy beyond those in the General Plan, and provide objective design standards to streamline and regulate new development projects.
Staff, working with a consultant, Raimi & Associates, has completed a revised draft of the El Camino Real Specific Plan, per prior City Council direction. The Specific Plan was initially prepared between 2017 and 2021, with multiple City Council check-ins and robust community outreach throughout the process. The first complete draft Specific Plan was presented to the City Council in June of 2021 however it was never adopted. Subsequent City Council actions are summarized below.
2021 City Council Action Summary
At the June 15, 2021 City Council meeting, the City Council reviewed the 2021 draft of the El Camino Real Specific Plan and directed staff to significantly modify the three proposed Specific Plan General Plan Land Use Designations. The City Council requested that the maximum heights for the three designations be two, three, and four stories, respectively, with corresponding reductions in allowable densities. These proposed changes were in response to concerns from community members and some City Council members about potential impacts of proposed heights and densities on adjacent single-family neighborhoods on the north side of El Camino.
On July 6, 2021, staff returned to the City Council to receive direction on the next steps for the El Camino Real Specific Plan. Staff explained that the reduced height limits would likely correspond to significant reductions in land density than those previously studied in the project Environmental Impact Report (EIR), requiring additional California Environmental Quality Act (CEQA) analysis and associated funding. Based on this information, the City Council directed staff to proceed with the significant modifications consistent with the reduced densities and height identified at the June 15, 2021 hearing, and to update and recirculate the project EIR accordingly.
On September 28, 2021, staff provided the City Council with more specific information on the process and costs to revise the Specific Plan per City Council’s direction. The City Council then directed staff to proceed with the preparation of a revised, reduced density Specific Plan while also continuing to consider the original draft Specific Plan. Staff was also directed to prepare economic feasibility analyses for both alternatives. However, the City Council did not approve an accompanying amendment to the City’s budget at that time to fund the work.
2022 City Council Action Summary
In June 2022, as part of the adoption of the FY 2022/23 and FY 2023/24 Capital Improvement Program (CIP) Budget, the City Council approved $1.0 million in funding to proceed with preparation of the reduced density El Camino Real Specific Plan. The City Council also directed staff to return with alternative scopes of work, including options to reduce overall costs.
In September 2022, the City Council directed staff to prepare a significantly modified Specific Plan that retains enough density (4,400 residential units) and key elements of the prior plan (e.g., a range of densities that support mixed-use) to be consistent with the prior draft EIR. The Council also directed that the revised plan include the activity zones with building heights of up to six stories as proposed in the 2021 draft Specific Plan, and that an economic feasibility analysis be prepared for both Plans.
2023 City Council Action Summary
In March 2023, the City Council approved an agreement with Raimi & Associates, Inc. to provide services to revise the El Camino Real Specific Plan, consistent with prior Council direction.
In August 2023, the City Council directed staff to continue advancing the proposed land use plan as presented, including the addition of a fourth land use designation, Corridor Residential - Low (12-25 du/ac). This designation was proposed for the 60 properties along the corridor that serve as sensitive interfaces due to their proximity to single-family residences.
DISCUSSION
Since August 2023, staff and the consultant team have drafted an updated Specific Plan with revised guidelines, standards, and policies reflecting the new land use designation and Council direction. The updates specifically address concerns related to taller buildings and their potential to cast shadows on single-family lots.
The El Camino Real Specific Plan Citizen Advisory Committee was reconvened in December 2024 to review and provide feedback on the revised Draft Specific Plan document. Additional community outreach was conducted between February and April of 2025 to receive additional feedback. The revised version of the Plan is available on the El Camino Real Specific Plan website, also accessible via the weblink included in Attachment 9.
On June 24, 2025, the City Council held a study session to review the revised Specific Plan. Key topics discussed by the Council included the need for sufficient parking for retail uses, applicability of the State Density Bonus law, retail preservation in key locations along the corridor, regulation of window placement in taller buildings overlooking single-family residences, and the appropriate approach for measuring the daylight plane specifically whether it should be measured from the lower grade of adjacent single-family homes rather than from parcels along El Camino Real.
Community Outreach
Staff have conducted a range of community outreach to receive feedback on the revisions.
• On December 16, 2024, the El Camino Real Community Advisory Committee (ECR CAC) met and provided input on the added land use designation to allow for townhome development on specific sites.
• On February 24, 2025, an open house was held at the Mission Branch Library, attended by approximately 40 community members. Attendees acknowledged the revisions and asked questions to staff and the consultant related to parking and public right of way improvements on El Camino Real. No significant comments on the revisions were provided.
• On April 2, 2025, a second community meeting was held at the Senior Center with approximately 15 attendees. No significant comments on the revisions were provided.
• On March 25, 2025, staff presented a summary of the Specific Plan to the Silicon Valley Central Chamber of Commerce.
• Additional outreach included social media posts on the City’s Instagram and Facebook pages, as well as information about the revisions to the Plan in the City Manager’s weekly email.
Considerations
The Planning Commission’s primary considerations in evaluating the proposed Specific Plan are consistency with the General Plan; and the strength of the Plan’s policies and standards to implement the Plan vision. The Planning Commission can identify areas where policies and standards may be enhanced, modified or further developed to align with City objectives and priorities. Their input and recommendations will be forwarded to the City Council for their consideration, and their direction will be incorporated into the final, adopted version of the Specific Plan.
General Plan Consistency
The General Plan envisions transforming the El Camino Real Focus Area from a series of
automobile oriented strip malls to a tree lined, pedestrian and transit-oriented corridor with a mix
of residential and retail uses. Key General Plan goals for the El Camino Real Focus Area include:
• 5.4.1 G1 - An economically viable mix of uses along El Camino Real that attracts upscale retail uses.
• 5.4.1 G2 - High quality design that respects the scale and character of adjacent residential
• neighborhoods and historic resources and creates a walkable environment.
• 5.4.1 G3 - Concentration of higher intensity commercial and residential development at key intersections with Regional Mixed-Use designations.
• 5.4.1 G4 - Pedestrian, bicycle and transit priority for mobility in the El Camino Real Focus Area.
The proposed Specific Plan achieves these goals by introducing additional land use designations that
provide clearer differentiation of land uses and a stronger correlation to anticipated development types. The Plan establishes more detailed land use policies that require commercial uses in key locations where they are most viable and can support destination shopping and placemaking. It further includes design standards to guide new development and improve the interface between new and existing land uses. Finally, the Plan provides a concept for the improvement of El Camino Real right-of-way to better serve pedestrians, bicyclists, and transit riders.
Specific Plan
The Specific Plan sets forth land use, urban design, and transportation policies that balance the
community’s wants and needs and support an overarching vision of a future El Camino Real
Corridor. The Plan envisions a corridor that is:
• Mixed-use;
• Multi-modal;
• Anchored by vibrant shopping destinations and public open space;
• Provides housing options for a range of incomes and life stages;
• Designed to respect the scale and character of adjacent residential neighborhoods;
• An attractive and engaging pedestrian environment with wider sidewalks and street trees; and
• Protected or separated bicycle lanes for bicyclists and enhanced bus stops and boarding areas for transit riders.
The desired outcomes, listed above, are outlined in Chapter 2, Vision and Framework, and set the stage for the overall planning framework, policies, design standards and guidelines, and implementation actions.
Land Use Framework
El Camino Real is currently characterized by predominantly one-story automobile-oriented strip commercial development and surface parking located at the street edge, resulting in approximately 70% of the existing land area being dedicated to parking. Many of the parcels are relatively shallow, and located adjacent to single-family neighborhoods, which limits the potential for higher-intensity development. In response to these constraints, the land use framework focuses more intensive development at key nodes or “Activity Centers” while promoting a less intensive mix of commercial and residential uses in the “in-between” areas.
Adoption of Plan will amend the General Plan Land Use Designations along the entire corridor to
include the following new designations:
• Regional Commercial Mixed Use (55-100 dwelling units per acre; 0.20 minimum commercial Floor Area Ratio (FAR) required) - applied to the larger shopping centers or activity centers and would support the most intensive uses.
• Corridor Mixed Use (45-65 dwelling units per acre; commercial allowed but not required, except where the Ground Floor Commercial Overlay is applied) - a medium density designation applied to the larger sites in the in-between areas.
• Corridor Residential (26-45 dwelling units per acre; commercial allowed but not required) - a lower density designation for sites with the most sensitive interfaces.
• Corridor Residential - Low (12-25 dwelling units per acre; commercial allowed but not required) - is intended for townhome development. These areas provide a low-intensity residential character in keeping with adjacent single-family residential neighborhoods.
• Ground Floor Commercial Overlay - is applied to sites in the in-between areas where commercial uses are likely to be most viable and support pedestrian activity.
• Public/Quasi-Public - applied to City Hall and includes a variety of public and quasi-public uses such as government offices, schools, and childcare centers.
The estimated build out associated with the proposed land use designations of the Specific Plan,
through the 2040 horizon year, includes the development of 4,390 housing units in beyond
existing conditions, and a reduction of approximately 289,110 (10%) square feet of commercial space, when
compared to the existing General Plan land use designations. These net growth projections are
focused on sites with anticipated redevelopment potential and excludes sites such as recently
constructed housing developments and the Santa Clara Town Centre (Target shopping center). While the Specific Plan permits office uses, the expected commercial development under the plan would primarily be retail and service uses.
Commercial Uses
The City’s General Plan currently supports approximately 2.8 million square feet of retail development, spread out along the corridor. Following the recommendations of the City’s retail consultant, Keyser Marston Associates (KMA), who supported the planning effort, the proposed plan would support a reduced amount of retail development, 1.8 million square feet, which would be more concentrated at focal locations that would act as shopping destinations and minimize the designation of retail on sites where it would not be economically viable. The planned amount of retail is significant, comparable to the amount that would be provided in a large, regional shopping center. The retail market demand analysis conducted by KMA examined key factors that will affect future retail development opportunities in the Specific Plan. The factors included: retail market trends; demographics of the Trade Area; performance of existing retailers within the specific Plan area; attributes of the properties within the Specific Plan area to accommodate new retail development; and the strengths of competing retail centers that serve the trade area.
The Trade Area for the Specific Plan extends two miles from the corridor, but does not extend north of Highway 101 and does not include the automobile retailing that dominates the north side of Stevens Creek Boulevard, and does extend into a small portion of the adjacent Sunnyvale. With respect to retail market trends, internet sales have had a significant harmful impact on certain segments of retail, including department stores, apparel, and electronic stores. But, restaurants,
entertainment, fitness centers and other service-oriented retail have remained strong until the COVID pandemic significantly affected those sectors. Grocery stores have remained strong both before and during the pandemic. Going forward, it is expected that the “experience” sectors will slowly recover, grocery stores will generally remain strong, and internet sales will continue to erode the sales of many brick and mortar stores.
Retail within the Specific Plan area is doing well with respect to retaining high occupancy rates, but sales volumes are less than industry standards. There are no remaining large sites (approximately 20 acres) to accommodate the development of large anchor tenants and many of the remaining retail properties are small and shallow relative to current market requirements. The last large site on El Camino Real, Santa Clara Town Center, which was redeveloped in 2014 with a 140,000 square foot Target department store, a Sprout’s Farmers Market, and a total shopping center square footage of
280,000 square feet, but has no residential. Currently, no site of comparable size is readily available. The Trade Area is largely built-out, but is expected to grow by 11,244 residents by 2032, which will provide some additional support for new retail sales within the Specific Plan area. Opportunities are constrained by competition, including the Valley Fair Mall and Santana Row. The leakage analysis indicates that the two market segments with growth opportunities are grocery stores, and eating and drinking establishments.
Given the prevailing market trends and site attributes, the market study concluded that the best approach to strengthening the retail base of the Specific Plan area is to:
1) support the intensification of retail development at major intersections, with grocery anchors being a target;
2) encourage the repurposing of existing retail space to local-serving tenants, such as ethnic restaurants, gyms, and services;
3) reduce the number of properties for which commercial use is a requirement; and
4) develop a strategy to retain and strengthen existing commercial businesses.
These specific recommendations on how to position new retail along the El Camino Real corridor has not changed in the context of the post pandemic environment.
As a part of the Specific Plan revision process the City reviewed the Land Use Plan with respect to the required amount of commercial square footage with a second economic consultant, Seifel Consulting. As a part of this review the requirement to provide commercial square footage in the Corridor Mixed Use land use designation was removed and is now proposed as optional, except on those properties located within the Ground Floor Commercial Overlay, which are generally located at major intersections, and where ground floor commercial will be required for 50% of the property frontage on El Camino Real. This requirement is supported by vehicular and foot traffic in order to allow the commercial to succeed.
Commercial Space Requirements
The draft Specific Plan establishes a set of requirements that ensure new spaces are well utilized. The requirements address interior column spacing and façade transparency, as well as provisions that support outdoor dining, including design standards for awnings, planters and railings. The Plan also directly supports future food service uses by requiring that new commercial spaces have access to necessary infrastructure such as grease traps and venting. While these measures may increase costs or require specific design approaches, they are critical to ensuring that future commercial spaces are well utilized and contribute to a vibrant, pedestrian-friendly environment.
Open Space
Many valuable open space amenities can be found just outside the El Camino Real corridor; however, the corridor itself currently lacks dedicated public open spaces. The Specific Plan seeks to create new public and publicly accessible, privately-owned open spaces that promote and support community gathering, enjoyment, and a broad range of active uses.
Adding public open spaces within the corridor presents challenges. The City’s primary mechanism for securing open space is through development requirements, specifically requiring a new development project to dedicate a portion of the site as open space, and the corridor is composed primarily of smaller parcels. While all new residential development will be required to contribute toward parkland per the City’s Park and Recreational Land Ordinance, the Specific Plan adds a unique requirement for certain commercial properties. New commercial development within the Regional Commercial Mixed-Use land-use designation (Activity Centers) will be required to provide 10% of the site area as new publicly accessible privately-owned open space.
The specific size, location, and configuration of these urban park or plaza sites will be finalized as future development projects moves forward. As redevelopment occurs under the Specific Plan, the corridor will gain new open spaces that may either be traditional public parks or smaller, publicly accessible privately owned open spaces.
Affordable Housing
An objective of the Specific Plan is to promote a range of housing options and affordability levels to
realize the vision for a mixed-use, mixed-income community along the corridor. To achieve this, the Plan includes an inclusionary housing policy that exceeds the City’s Affordable Housing Ordinance by requiring the provision of units at deeper levels of affordability within the Plan area. Specifically, the Plan requires that 15% of the new units be designated as affordable rental units with a mix of affordability levels for extremely low, very low, low, and moderate-income households. The mix must be structured such that the average household income across all affordable units does not exceed 80% of Area Median Income (AMI). This inclusionary requirement represents a deeper level of affordability than the citywide ordinance, which requires 15% of units be affordable at an average of 100% of AMI.
El Camino Real Right-of-Way
The vision for the El Camino Real right-of-way is to transform this auto-oriented arterial into a
multimodal “complete street” designed to accommodate all travel modes. Complete streets provide
safe mobility for all users, including bicyclists, pedestrians, transit vehicles, and motorists regardless
of age or ability. The Plan Area’s proximity to the Santa Clara Caltrain station and future BART station
presents a unique opportunity to further promote transit trips by improving the multimodal
functionality of the corridor.
The Plan establishes concepts for both interim and final right-of-way configurations for El Camino Real that strengthen bicycle and transit infrastructure beyond what exists today. In both right-of-way configurations, the curb-to-curb dimension remains the same, as will the center median. Both configurations take advantage of the removal of on-street parking, and the Caltrans restriping completed last year, which narrowed the travel lanes. On average, only 31% of on-street parking spaces are utilized along the corridor, providing an opportunity to remove this space to accommodate a separated bike lane. Consistent with proposed right-of -way concepts in the Specific Plan and the Santa Clara Bicycle Plan Update (2018), the City Council adopted Resolution No. 22-9047 on January 25, 2022, modifying parking regulations and establishing a "No Stopping Anytime" zone on El Camino Real between Halford Avenue and Alviso street. This action enables the design and construction of a Class IV separated bikeway as a future capital project.
Objective Design Standards
Chapter 4, Development Standards and Guidelines, establishes objective design standards and
guidelines for new land development to achieve the future vision for El Camino Real. These
standards and guidelines apply to all new development in the El Camino Real Specific Plan Area, as
well as to public improvements and substantial renovations to existing structures. They build on basic
design standards or regulations, such as setbacks, height limitations, parking requirements and
signage regulations already contained in the Zoning Ordinance by providing more detailed and
specific requirements specifically for development within the El Camino Real Specific Plan area.
While the Specific Plan was originally drafted with a traditional, design-guideline approach, recent changes to State Law necessitated a shift to establish objective design standards wherever appropriate. The Housing Accountability Act and the Housing Crisis Act require expedited processing of qualifying residential projects and limit the City’s ability to deny or reduce the density of housing projects that meet locally adopted objective standards, such as those set in the Zoning Ordinance. Objective Standards involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to application submittal. As the City has increasingly needed to rely on objective standards for the review of projects where discretionary design review is limited, establishing objective standards is essential to ensuring that new development aligns with community objectives.
A primary motivation for the preparation of the Specific Plan was to establish design standards to address and improve the interface between new development and adjacent single-family
neighborhoods. Throughout the planning process, the community continued to voice this concern. In response to community feedback, the Specific Plan includes objective standards that ensure appropriate and sensitive transitions in height and scale between new development to existing neighborhoods with the goals of preserving neighborhood character and protecting light and privacy. These transition standards limit building heights and require taller buildings to step down toward existing neighborhoods. Other design requirements or policies, such as deeper setbacks, and required landscaping, will also help to buffer existing homes from new development.
The Specific Plan will also provide objective standards to address the following topics within the El
Camino Real corridor:
• • Building Height (maximum, interface, transition)
• Landscape setback areas (including a build-to requirement)
• Sidewalk width
• Private Open space (shared and individual) - amount, dimensions, visibility, amenities
• Publicly accessible private open space - dimensions, accessibility, amenities, lighting
• Ground floor commercial use at specific locations
• Block size
• Maximum limits on a building façade length without a break
• Minimum amounts of building façade articulation - architectural elements and rhythm
• Requirement for differentiation of vertical façade elements
• Window design requirements
• Variation in building materials
• Building entries (location, frequency and architectural treatment)
• Commercial space - minimum depths, façade transparency, interior heights, grease traps,
• Awnings, etc.
• Live/workspace - minimum dimensions, façade treatment
• Parking access
• Passenger pick-up locations
• Pedestrian circulation path dimensions, materials, etc.
• Driveways and curb cuts
• Private street design standards (dimensions, street trees)
• Utility locations
• Screening of storage and service areas
• Limitations on parking and garages along project frontages
• Signage
• Fences
Community Benefits
The Specific Plan includes a Community Benefits policy that allows developers to obtain additional
development rights in exchange for voluntarily providing additional benefits to the community, beyond
those already required by City ordinances or the Specific Plan. Potential community benefits that
could be provided in such an exchange include greater amounts of affordable housing, bicycle and
pedestrian amenities or public art. As drafted, these benefits would be implemented through a Development Agreement giving the City the discretion to determine the appropriate level of community benefits required and the corresponding amount of bonus granted in return.
General Plan Amendment
For consistency between the General Plan and the Specific Plan, the City is proposing a General Plan text amendment creating the Regional Corridor Mixed Use (55-100 DU/AC; 0.2 Commercial FAR); Corridor Mixed Use (45-65 DU/AC); Corridor Residential (26-45 DU/AC); Corridor Residential - Low (12-25 DU/AC); and Ground Floor Commercial Overlay land use designations. This amendment also includes updates to the General Plan Land Use diagrams for Phases II and III to reflect the land use designations in the El Camino Real Specific Plan and to remove the El Camino Real Focus Area.
Creation of the ECR Zoning District
As a part of the Specific Plan planning process, the City is proposing to create four new zoning
districts that align with the four land use designations of the Specific Plan: Regional Commercial
Mixed Use, Corridor Mixed Use, Corridor Residential, Corridor Residential-Low, and Ground Floor Commercial Overlay. These zoning districts allow residential and commercial uses and include provisions allowing existing uses to remain until properties are redeveloped. Each zoning district includes development standards for maximum height, density, setbacks, and requirements for both common and private open space. Rezoning properties in the Plan area to these new zoning districts, consistent with the Specific Plan land use plan framework, is proposed as a part of this project. The application of these new zoning districts will facilitate a more streamlined review process, by enabling qualifying residential projects to be approved through the City’s architectural review process.
ALUC Review
The El Camino Real Specific Plan was referred to the Airport Land Use Commission (ALUC) for
review as the Plan includes properties within the Airport Influence Area (AIA) of the San Jose
International Airport. At the March 24, 2020 ALUC meeting, the ALUC determined that the Specific Plan is consistent with the policies of San Jose Airport Comprehensive Land Use Plan (CLUP), noting that the Plan Area is located outside both the airport safety zone and the airport area noise contours. As part of its review, the ALUC recommended adding a policy to the Specific Plan requiring any new development on properties within the AIA dedicate an avigation easement to the San Jose International Airport.
The revised draft Specific Plan was subsequently submitted to the ALUC for their review. However, since their initial review, the AIA boundaries have changed, and the Specific Plan Area is no longer within the referral area. As a result, ALUC staff stated that review of the revised Specific Plan was not needed.
Conclusion
The draft El Camino Real Specific Plan, accompanying zoning districts and project EIR have been
prepared through an extensive community-based planning process that has provided substantial time for discussion and refinement of the Plan’s various components. The Specific Plan will provide a land use policy framework to support the development of a mixed-use, multi-modal corridor anchored by vibrant shopping destinations and public open space consistent with the City’s vision and the goals and policies set forth in the General Plan.
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:
1. Adoption of a resolution recommending that the City Council certify the EIR and related CEQA documents.
2. Adoption of a resolution recommending that the City Council approve the El Camino Real Specific Plan, a specific plan consistent with CA Government Code Sections 65450-65457.
3. Adoption of a resolution recommending that the City Council approve General Plan text amendment creating the Regional Corridor Mixed Use (55-100 DU/AC; 0.2 Commercial FAR); Corridor Mixed Use (45-65 DU/AC); Corridor Residential (26-45 DU/AC); Corridor Residential - Low (12-25 DU/AC); and Ground Floor Commercial Overlay land use designations, and amending the General Plan Land Use diagrams for Phases II and III to reflect the land use designations in the El Camino Real Specific Plan and remove the El Camino Real Focus Area.
4. A recommendation that the City Council approve the ordinance amending the zoning code to create the El Camino Real Zoning districts.
The decisions on the Specific Plan, General Plan Amendment, and Zoning Ordinance are legislative actions. The decision on the EIR is considered an “administrative” action, which is neither quasi-judicial nor legislative, but nevertheless requires the Planning Commission to make specific findings, including that the EIR complies with CEQA and reflects the independent judgment of the Commission.
ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR) was prepared for the El Camino Real Specific Plan and related approvals (the “project”) in accordance with the California Environmental Quality Act (CEQA). The EIR analyzes program-level impacts of the El Camino Real Specific Plan. The EIR and Notice of Availability (NOA) were circulated for a 45-day period from December 12, 2025 to January 26, 2026 in accordance with CEQA requirements. The EIR provides a comprehensive analysis of the potential environmental impacts for the project.
The EIR found that any potentially significant impacts can be mitigated to a less than significant level. The mitigation measures are included in their entirety as a part of the proposed Mitigation Monitoring and Reporting Program (MMRP). A detailed discussion of the potential impacts and mitigation measures to be applied to the project is specified in the EIR and would be implemented through the MMRP for the proposed project.
During the Draft EIR comment period a total of eleven comments were received. None of the comment letters identified a new significant impact, or have provided substantial evidence that the CEQA analysis is otherwise inadequate. Responses to the Draft EIR comments, as well as minor text changes and clarifications, in the form of a Final EIR, were made available to the public through the City’s website on March 30 19, 2026, and have been forwarded on to the commenters on the Draft EIR.
The environmental impacts of redeveloping an existing commercial corridor and state highway were analyzed at a program level. It is intended for the Final EIR to be used by developers as a starting point for the environmental clearance of their individual development proposals, which will further facilitate redevelopment of the area.
FISCAL IMPACT
As part of the adoption of the FY 2022/23 and FY 2023/24 CIP Budget in June 2022, $1.0 million was appropriated for the El Camino Real Specific Plan project. The City Council approved the carryover of the project’s remaining balance ($0.7 million) as part of the adoption of the FY 2025/26 and FY 2026/27 Biennial Operating Budget on June 10, 2025.
COORDINATION
This report has been coordinated with the City Attorney’s Office and the City Manager’s Office.
PUBLIC CONTACT
Public contact was made by posting the Planning Commission agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov or at the public information desk at any City of Santa Clara public library.
On March 16, 2026, the notice of public hearing for this item was mailed to 5,782 property owners and tenants within 300 feet of the project site. Newspaper notice of this item was published in The Weekly, a newspaper of general circulation, on March 18, 2026. At the time of this staff report, no comments have been received by the Planning Division in support or opposition to the project.
RECOMMENDATION
Recommendation
1. Adopt a resolution recommending that the City Council certify the EIR and related CEQA documents.
2. Adopt a resolution recommending that the City Council approve the El Camino Real Specific Plan, a specific plan consistent with CA Government Code Sections 65450-65457.
3. Adopt a resolution recommending that the City Council approve General Plan text amendment creating the Regional Corridor Mixed Use (55-100 DU/AC; 0.2 Commercial FAR); Corridor Mixed Use (45-65 DU/AC); Corridor Residential (26-45 DU/AC); Corridor Residential - Low (12-25 DU/AC); and Ground Floor Commercial Overlay land use designations, and amending the General Plan Land Use diagrams for Phases II and III to reflect the land use designations in the El Camino Real Specific Plan and remove the El Camino Real Focus Area.
4. Recommend that the City Council approve the ordinance amending the zoning code to create the El Camino Real Zoning districts.
Staff
Prepared by: Lesley Xavier, Planning Manager, Community Development Department
Reviewed by: Alexander Abbe, Assistant City Attorney
Reviewed by: Afshan Hamid, Director, Community Development Department
Approved by: Jovan Grogan, City Manager
ATTACHMENTS
1. El Camino Real EIR PC Resolution
2. CEQA Facts and Findings
3. El Camino Real EIR MMRP
4. El Camino Real Specific Plan PC Resolution
5. El Camino Real General Plan Amendment PC Resolution
6. El Camino Real Land Use Plan
7. El Camino Real Zoning Districts Ordinance
8. Web link to Draft Specific Plan Document and EIR